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HomeMy WebLinkAboutPC Reso No 2016-19 (Alberhill Villages Specific Plan)RESOLUTION NO.2016.19 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE APPROVAL OF THE ALBERHILL VILLAGES SPECIFIC PLAN NO. 2O1O.O2 AND ZONE cHANGE NO. 2012-02 WHEREAS, Pacific Clay Products, lnc., is the applicant for and has requested approval of the Alberhill Specific Plan No.2012-01, General Plan Amendment (GPA) 2012-01 , Zone Change (ZC) 2012-02, (DEIR) Draft Environmental lmpact Report (State Clearing House Number 2012061046) which are collectively referred to herein as the "Project"; and WHEREAS, the proposed Project consists of approximately 1,400 acres to be developed over a period of approximately thirty (30) years with 8,244 residential units, distributed over a wide variety of residential unit types and sizes, a University Town Center with '1 ,532,500 square feet of retail/community space, and medical/ office development. Regronal and community amenities include a 63.1 acre university for 6,000 students with 1,500,000 square feet of indoor facilities, an 850 student capacity elementary school on a 12 aqe site, over '163 acres of natural or enhanced open space with multi-use trails, a 36.8 acre lakeside park with two lakes totaling 39.6 acres of recreational lake facilities, as well as a 45.9 acre sports park; and WHEREAS, the Alberhill Ranch Specific Plan, which was adopted on August B, 1989 and incorporates the 6 acres area (identified to as the 9.09 acre area in the Alberhill Villages Specific Plan) and a 16.9 acre area (identified as the 11 acre area in the Alberhill Villages Specific PIan) portions of the original Alberhill Ranch Specific Plan 89-2, which are currently zoned as Commercial/Specific Plan (C/SP), will be amended to comply with the zoning for the Alberhill Villages Specific Plan. Parcels originally in the Alberhill Ranch Specific Plan (9.09 acre and 11 acre parcels) are now in the Alberhill Villages Specific Plan. The existing Pacific Clay mining site zoning will be amended to be consistent with the Alberhill Villages Specific Plan which allows ongoing mining operations as an interim use consistent with the General Plan extraction overlay; and WHEREAS, the Murdock Alberhill Ranch Specifrc Plan, which was adopted on June 1992 and incorporates a 16.9 acre Commercial/Specific Plan (C/SP) area, will be amended to comply with the land use plan for the Alberhill Villages Specific Plan. Parcels originally in the Murdock Alberhill Ranch Specific Plan (16.9 acre parcel) that are now in the Alberhill Villages Specific Plan will be removed from the Murdock Alberhill Ranch Specific Plan. The existing Pacific Clay mining site zoning will be amended to be consistent with the Alberhill Villages Specific PIan which allows ongoing mining operations as an interim use consistent with the General Plan extraction overlay; and WHEREAS, the Project is subject to the provisions of the California Environmental Quality Act (Public Resources Code SS 21000, et seq.: 'CEOA") and the State lmplementation Guidelines for CEQA (14 California Code of Regulations Sections 15000, PLANNING COMMISSION RESOLUTION NO. 2016.19 PAGE 2 OF 7 et seq.. "CEQA Guidelines") because the Project involves an activtty which may cause either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment, and involves the issuance of a lease, permit license, certificate, or other entitlement for use by one or more public agencies (Public Resources Code Section 21065); and WHEREAS, the City transmitted for filing a Notice of Preparation of the Draft EIR on or about June 13, 2012 in accordance with the CEQA Guidelines, for distribution to those agencies which have jurisdiction by law with respect to the Project, and to other interested persons and agencies, and sought the comments of such persons and agencies; and WHEREAS, pursuant to CEQA Guidelines, Section 15082(c)(1 ), on July 17 ,2012, the City held a duly noticed scoping meeting in order to facilitate consultation regarding the scope and content of the environmental information in the Draft EIR; and WHEREAS, the City transmitted for filing on or about November 5,2015 a Notice of Availability/Notice of Completion of a Draft Environmental lmpact Report ("DElR") and in accordance with the State CEQA Guidelines fonivarded the DEIR to the State Clearinghouse, for distrrbution to those agencies which have jurisdiction by law with respect to the Project, and to other interested persons and agencies, and sought the comments of such persons and agencies; and WHEREAS, notice to all interested persons and agencies inviting comments on the Draft EIR was published in accordance with the provisions of CEQA and the State CEQA Guidelines and the Lake Elsinore Munrcipal Code and posted at the Office of the County Clerk of Riverside County on November 5, 2015. A total of 34 letters were received, 17 letters in favor of the project, and 17 comment letters. December 31,2015 was the final date to submit comments. All comments were responded to, and WHEREAS, the State Clearinghouse posted the DEIR for a 45-day public comment period which ran from November 5,2015 to December 31, 2015; and WHEREAS, all actions required to be taken by applicable law related to the preparation, circulation, and review of the DEIR have been taken; and WHEREAS, the Alberhill Villages Specific Plan and the Zone Change was sent to the Planning Commission members on or about November 5, 20'15, and was considered by the Planning Commission on February 16, 2016 at a duly noticed public hearing and the Planning Commission has considered evidence presented by the Community Development Department and other interested parties on the adequacy of the DEIR. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: PLANNING COMMISSION RESOLUTION NO. 2016.19 PAGE 3 OF 7 SECTION 1. The Planning Commission has reviewed and analyzed the proposed Alberhill Villages Specific Plan No. 2010-02 and Zone Change No.2012-02 pursuant to the California Planning and Zoning Laws (Cal. Gov. Code SS 65000 et seq.), the Lake Elsinore General Plan and proposed General Plan Amendment, and the Lake Elsinore Municipal Code and finds and determines that the proposed Alberhill Villages Specific Plan No. 2010-02 and Zone Change No.2012-02 are consistent with the requirements of California Planning and Zoning Law and with the goals and policies of the Lake Elsinore General Plan and proposed General Plan Amendment and the Lake Elsinore Municipal Code. SECTION 2. The Planning Commission hereby recommends to the City Council that the Environmental lmpact Report (ElR) for the Project is adequate and has been completed in compliance with CEQA, the State CEQA Guidelines, and local procedures adopted by the City pursuant thereto. The Planning Commission has reviewed and considered the information contained in the Draft EIR and finds that the Draft EIR represents the independent judgment of the City. SECTION 3. That in accordance with the State Planning and Zoning Law and Chapter 17.204 (SPD Specific Plan District) of the Lake Elsinore Municipal Code, the Planning Commission hereby makes the following findings for the approval of the Alberhill Villages Specific Plan No. 2010-02 and Zone Change No. 2012-02: '1 . The location and design of the proposed development shall be consistent with the goals and policies of the City's General Plan and with any other applicable plan or policies adopted by the City. The land uses and densities associated with the Alberhill Villages Specific Plan provide a variety of lot and home size product types in order to implement the objectives of the City's General Plan and the project proponents. The following are the changes to the existing City of Lake Elsinore General Plan by the Alberhill Villages Land Use Designations: a. The9.09 parcel and the 16.9 acre parcel that were originally paftof the Alberhill Ranch and the Murdock Alberhill Ranch Specific Plan are now included in the Alberhill Villages Specific Plan. The existing General Plan Land Use Designation ls Specrfic Plan and will be amended to Commercial Mixed-Use and Open Space by this General Plan Amendment. b. The Street A couplet in the current General Plan Land Use Designation is Residential Mixed Use and will be amended in the Alberhill Villages Specific Plan to Commercial Mixed Use by this General Plan Amendment. c. ln the northwest porlion of the existing Alberhill District General Plan Land Use Designation, the Medium Density Residential Land Use Designation has been amended to Low Density Residential Land Use by this General Plan Amendment. PLANNING COMMISSION RESOLUTION NO. 2016.19 PAGE 4 OF 7 d f. s h. ln the northwest portion of the existing Alberhill District General Plan Land Use Designation, the High Density Residential Land Use Designation has been reduced in size by this General Plan Amendment. ln the western poftion of the existing Alberhill District General Plan Land Use Designation, the Commercial Land Use Designation has been amended to Open Space Land Use Designation by this General Plan Amendment. ln the western poftion of the existing Alberhill District General Plan Land Use Designation, the Low Density Residential Land Use Designation will be amended to Recreational and General Commercial by this General Plan Amendment. ln the western portion of the existing Alberhill District General Plan Land Use Designation, the High Density Residential Land Use Designation will be amended to Medium Density Residential by this General Plan Amendment. ln the western portion of the existing Alberhill District General Plan Land Use Designation, the Medium Density Residential Land Use Designation will be amended to Low Density Residential by this General Plan Amendment. ln the eastern poriion of the existing Alberhill District General Plan Land Use Designation, the Residential Mixed Use Land Use Designation will be amended to Commercial Mixed Use by this General Plan Amendment. ln the southern portion of the existing Alberhill District General Plan Land Use Designation, the Medium Density Residential Land Use Designation will be reduced in size and a poftion is amended to Low Density Residential by this General Plan Amendment. ln the southern portion of the existing Alberhill District General Plan Land Use Designation, the lnstitutional Land Use Designation will be amended to Low Density Residential by this General Plan Amendment. ln the southern poftion of the existing Alberhill District General PIan Land Use Designation, the Low Density Residential Land Use Designation will be amended to Recreational by this General Plan Amendment. ln the southeast portion of the existing Alberhill District General Plan Land Use Designation, the Commercial Mixed Use Land Use Designation will be reduced in size and amended to include General Commercial by this General Plan Amendment. j t. k. m. PLANNING COMMISSION RESOLUTION NO. 2016-19 PAGE 5 OF 7 n. The above referenced description of the General Plan Amendment, is hereby referenced in Attachment 10 of the February 16, 2016 Planning Commission Staff Repoft. 2. The proposed Specific Plan and Zone Change will permit reasonable development of the area consistent with its constraints and will make the area more compatible with adjacent properties. The proposed Alberhill Villages Specific Plan will allow for the development of approximately 1,400 acres with 8,244 residential units, distributed over a wide variety of residential unit types and sizes, a University Town Center with 1,532,500 square feet of retail/community space, and medical/office development. Regional and community amenities include a 63.1 acre university for 6,000 students with 1,500,000 square feet of indoor facilities, an 850 student capacity elementary school on a 12 acre site, over 163 acres of natural or enhanced open space with multi-use trails, a 36.8 acre lakeside park with two lakes totaling 39.6 acres of recreational lake facilities, as urel/ as a 45.9 acre sports park. 3. All vehicular traffic generated by the development, either in phased increments or at full build-out, is to be accommodated safely and without causing undue congestion upon adjoining streets. A Traffic lmpact Analysis dated October 14,2015, was prepared by Linscott Law & Greenspan for the Alberhill Villages Specific Plan and lfs related cases. The Traffic lmpact Analysis provided mitigation measures through all phases of development of the specific plan. 4. The overall design of the specific plan will produce an attractive, efficient and stable development. Design standards and guidelines have been incorporated into the specific plan to ensure an attractive, efficient and vibrant project. Visual graphics and photos accompany the design guidelines that capture the atmosphere and cohesiyeness that the specific plan seeks lo emulate. 5 The proposed Specific Plan and Zone Change will not be a) detrimental to the health, safety, comfort or general welfare of the persons residing or working within the neighborhood of the proposed amendment or within the City, or b) injurious to the property or improvements in the neighborhood or within the City. The proposed Zone Change has been analyzed relative to its potential to have detrimental effects and conditions have been imposed on the subject project to ensure that the health, safety and welfare of surrounding residents will be protected. PLANNING COMMISSION RESOLUTION NO, 2016.19 PAGE 6 OF 7 SECTION 4. Based upon the evidence presented, both written and testimonial, and the above findings, and the attached conditions of approval, the Planning Commission hereby recommends that the City Council approve Alberhill Villages Specific Plan No. 2010-02 and Zone Change No. 2012-02 by ordinance. SECTION 5. This Resolution shall take effect from and after the date of its passage and adoption. PASSED, following vote: APPROVED AND ADOPTED this 16th day of February 2016, by the Shelly Jordan City of Lake ATTEST: Justin PLANNING COMMISSION RESOLUTION NO. 2016-19 PAGE 7 OF 7 STATE OF CALIFORNIA COUNTY OF RIVERSIDE CITY OF LAKE ELSINORE SS l, Justin Kirk, Principal Planner of the City of Lake Elsinore, California, hereby certify that Resolution No. 2016-1 I as adopted by the Planning Commission of the City of Lake Elsinore at a regular meeting held on the '16th day of February 2016, and that the same was adopted by the following vote: AYES: CHAIRMAN JORDAN, VICE CHAIR ARMIT, COMMISSIONER GRAY COMMISSIONER RAY NOES: NONE ABSTAIN: NONE ABSENT: NONE )